Bolthole Index

Union County, Mississippi

Building permits, zoning and land rules in Union County, Mississippi

69Index Score / 100
#44 of 82 in Mississippi

Union County, Mississippi does not publish a clear building-permit process for unincorporated land, so confirm the requirement with county government before construction12. County zoning is also unconfirmed3. Septic is clearer: the Mississippi State Department of Health handles permits for new onsite wastewater systems45.

At a glance

Building permit
County requirement and process are not confirmed; ask Union County government before building12
Zoning
County zoning for unincorporated land is not confirmed3
Septic permit
Required for a new onsite wastewater system through the Mississippi State Department of Health45
RV living
Private-land occupancy rules are not confirmed; ask county government before relying on an RV as a residence32
Tiny home
No confirmed county-specific occupancy or minimum-size standard3
Owner-builder
Building your own residence can be exempt from state residential-builder licensing, but not automatically from local permits6
Conventional septic soils
No mapped county soil share is rated free of severe conventional drain-field limits7
State-highway driveway
A new driveway or alteration to an existing drive requires an MDOT permit8

Who to call

Also useful

Union County Government

General county-government questions and routing when no building, zoning, floodplain, or driveway-permit office is published

662-534-1902

114 E Bankhead St., New Albany, MS 38652

Septic permits

Mississippi State Department of Health, Division of On-Site Wastewater

Onsite wastewater applications, site evaluations, system permits, and assistance for Union County in MSDH's North Region

1-855-220-0192

[email protected]

570 East Woodrow Wilson Drive, Jackson, MS 39216

Online permits →

Septic permits

Union County Health Department

Local county health-department contact for inspection scheduling and health-department services

662-534-1926

252 Carter Avenue, New Albany, MS 38652

Contact details are copied from each office’s official page and were checked against it on September 27, 2026.

Do you need a building permit in Union County, Mississippi?

Union County's building-permit requirement for unincorporated land is not confirmed, and the county publishes no building office or application process1. Mississippi's statewide framework says counties and municipalities had to enact uniform building codes unless they opted out before the state deadline, but that statewide rule does not establish Union County's current code or permit procedure9. Call Union County Government at 662-534-1902 before site work or construction and ask which office accepts a permit application for the parcel2. An owner who builds or improves the owner's own residence can qualify for an exemption from Mississippi residential-builder licensing, but that licensing exemption does not establish an exemption from a county permit or inspection6.

Who handles building permits in Union County, Mississippi?

Union County does not identify a building department, code office, inspection office, or online building-permit portal in the confirmed county information1. The practical starting point is Union County Government at 114 E Bankhead St., New Albany, MS 38652, by phone at 662-534-19022. Ask the county to identify the office responsible for the parcel's building permit, inspections, certificate of occupancy, floodplain review, and county-road entrance before paying for plans. Mississippi notes that local permit requirements vary by location and that city or county offices may issue building and zoning permits for business-related construction and land development10. A parcel inside New Albany or another municipality may follow municipal requirements rather than any process for unincorporated Union County, so give the office the parcel number and street location when asking10.

Does Union County, Mississippi have zoning?

We could not confirm whether Union County applies zoning to unincorporated land, because no official county zoning ordinance, map, district list, or planning page was identified3. That gap means a buyer should not describe rural land as unrestricted or assume there are no setbacks, minimum lot sizes, height limits, or use restrictions3. Ask Union County Government which jurisdiction controls the parcel and request the applicable ordinance or a written zoning determination2. County zoning and municipal zoning are different questions, and Mississippi's general permit guidance says requirements vary by location10. The county also has no confirmed published standards for agricultural buildings, subdivisions, manufactured homes, accessory dwellings, or minimum home size3. Confirm each planned use with the responsible county or municipal office before closing on land2.

How do septic permits work in Union County, Mississippi?

A new onsite wastewater system in Union County requires an application and a permit from the Mississippi State Department of Health's Division of On-Site Wastewater45. Union County is in the program's North Region, and the statewide wastewater call center is 1-855-220-019211. MSDH requires the application, supporting documents, applicable fees, and installation from the permit it issues5. The state provides design and inspection assistance, while the appropriate county health department schedules local inspections412. Union County Health Department is at 252 Carter Avenue in New Albany and can be reached at 662-534-192613. No mapped share of Union County soils is rated free of severe limitations for a conventional septic drain field, so make the site evaluation an early contingency rather than assuming a standard field will work7. The state does not require a septic inspection solely for a real-estate sale, although MSDH recommends one14.

Can you live in an RV or tiny home in Union County, Mississippi?

We could not confirm a Union County rule that allows or prohibits living in an RV or tiny home on private land3. We also could not confirm county standards for temporary camping, manufactured homes, accessory dwellings, minimum dwelling size, setbacks, or minimum lot size3. Do not use Mississippi campground rules as the answer for a private parcel: the available state claim governs campgrounds under the Pearl River Valley Water Supply District, not private land in Union County15. Before buying, ask Union County Government who controls land use at the parcel and whether an RV may be occupied during construction or as a long-term residence2. Also settle wastewater first, because a residential application is required for a new onsite wastewater system and MSDH issues the system permit5. A tiny house still needs a lawful wastewater arrangement when it generates domestic sewage5.

How do you build a home in Union County, Mississippi?

  1. Give Union County Government the parcel location and ask which office controls building permits, zoning, floodplain review, inspections, and county-road access2.
  1. Confirm the applicable local process before ordering final plans, because Union County's building-permit and zoning requirements are not published clearly13.
  1. Apply to the Mississippi State Department of Health for the onsite wastewater permit and submit the required documents and fees before installation511.
  1. Resolve the water source; a Mississippi groundwater-withdrawal permit is required for a well with a surface casing diameter of 6 inches or greater, subject to exclusions16.
  1. If the driveway connects to a state highway, obtain the required MDOT permit for the new drive or alteration8.
  1. Complete every inspection required by the permitting authorities identified for the parcel before occupancy112.

What should you check before buying land in Union County?

Put septic suitability at the top of the due-diligence list because no mapped share of Union County soils is rated free of severe conventional drain-field limitations7. The county receives about 57.9 inches of precipitation annually, and about 68.1% of its land has a slope of 15% or less, so inspect actual drainage and buildable area rather than judging only from acreage1718. Confirm legal access and ask the county about a county-road entrance; a driveway onto a state highway requires an MDOT permit28. Verify whether public sewer is available, because Mississippi generally requires connection when centralized wastewater becomes available19. Ask the county which office handles floodplain development because the available state floodplain claim applies only to state-owned property, not an ordinary private parcel202. For budgeting context, the median property-tax bill is about $917 a year at an effective rate near 0.6%2122.

Watch-outs

  • Union County's building-permit process, inspection schedule, and certificate-of-occupancy requirement remain unconfirmed, so get the responsible office and required approvals from county government before construction12.
  • Union County's zoning status and private-land RV, tiny-home, setback, and minimum-size rules remain unconfirmed; ask for the rule that applies to the specific parcel32.
  • No mapped share of Union County soils is rated free of severe limits for a conventional septic drain field, so obtain the MSDH site evaluation before treating a parcel as buildable75.

Sources

  1. Miss. Code Ann. §19-5-9(11) (2026 county census)
  2. Union County Government (unioncoms.com)
  3. (2026 county census)
  4. On-Site Wastewater, quoted and re-checked
  5. On-Site Wastewater, quoted and re-checked
  6. Mississippi Senate Journal, March 9, 2022 (Mississippi statewide rule), quoted and re-checked
  7. Share of soils without severe limits for a conventional septic drain field (USDA SSURGO): Bolthole Index county data
  8. Mississippi Access Management Guide (Mississippi statewide rule), quoted and re-checked
  9. Mississippi Uniform Building Codes (Mississippi statewide rule), quoted and re-checked
  10. Start Your Business in Mississippi — County and City Permits (Mississippi statewide rule), quoted and re-checked
  11. Mississippi State Department of Health, Division of On-Site Wastewater (msdh.ms.gov)
  12. Mississippi State Department of Health Current Regulations: On-site Wastewater (Mississippi statewide rule), quoted and re-checked
  13. Union County Health Department (msdh.ms.gov)
  14. On-Site Wastewater, quoted and re-checked
  15. General Campground Rules and Policies - Ross Barnett Reservoir (Mississippi statewide rule), quoted and re-checked
  16. Guidelines for Securing the Services of a Water Well Driller (Mississippi statewide rule), quoted and re-checked
  17. Annual precipitation: Bolthole Index county data
  18. Share of land at 15% slope or less: Bolthole Index county data
  19. Mississippi State Department of Health Current Regulations: On-site Wastewater (Mississippi statewide rule), quoted and re-checked
  20. Mississippi Administrative Code — State Property Floodplain Regulations (Mississippi statewide rule), quoted and re-checked
  21. Median property tax bill: Bolthole Index county data
  22. Effective property tax rate: Bolthole Index county data

Written September 27, 2026 from the rules quoted below, each taken from an official source and re-checked by an independent reviewer. This is research, not legal advice: rules change, so confirm with the office before you buy or build.

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County locator

Union County in Mississippi

69
County map
Union County highlighted among the Mississippi counties · colored by Index score

How Union County scores

Seclusion46100% ev.
Self-Sufficiency68100% ev.
Admin Boringness6345% ev.
Durability68100% ev.
Property Autonomy39100% ev.
Carry Cost87100% ev.

Evidence strength: 91%. This reports direct-source completeness and fallback use; it is separate from the score and is not a confidence interval. How it works →

$211kTypical home
0.6%Property tax
$2,286Land / acre
57.9"Annual rain
4% of yrsSevere drought
17.1 / yr (+15.1)Mid-century 100°F days
17.2 daysMid-century dry spell
2.83" (+7.9%)Mid-century 1-day rain
1.46×Wildfire change factor
100%Forward climate coverage
$1,615Home insurance / yr
2.1% / yrInsurance growth
1.03%Nonrenewal rate
county median (2+ published ZIPs)Insurance basis
54,337People within 30 min
2,504,389People within 2 hr
44,950Radius comparison (15 mi)
68.1People / sq mi
3%Federal land
68.1%Land at 15% slope or less
0%Septic soil without severe limits
0 acWorkable land screen
67.4%Wooded land
61.3 tonsBiomass / forest ac
61.5°FAvg temp

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Answers from the rulebook for Union County

What the ordinances and state agencies actually say — one answer per question, each quoted from the official source and independently re-checked.

Mississippi rules that apply here

  • Owner-builder exemptionAvailable (with conditions)

    A person undertaking construction or improvement on the person's own residence or acting as the person's own general contractor for construction or improvement on that residence, for purposes of Mississippi residential builder and remodeler licensing requirements.

    • The exemption concerns the licensing chapter for residential builders and remodelers; it does not by itself establish exemption from a locally required building permit or inspection.
    • The same official legislative text also states that related exemptions have limits on permit applications or residences constructed within a one-year period, depending on the subsection and circumstances.
    “(1) This chapter shall not apply to: [...] (b) Any person who undertakes construction or improvement on his own residence, or who acts as his own general contractor in the performance of construction or improvement on his own residence;”
  • Building code adoptedPartial

    Mississippi counties and municipalities subject to the statewide uniform-building-code framework.

    • All counties and municipalities must enact uniform building codes unless they opted out prior to November 30, 2014.
    • The source describes the statewide framework but does not establish that every county or municipality currently has an adopted code.
    “Under Senate Bill 2378 of 2014, all counties and municipalities must enact uniform building codes unless they opt out prior to Nov. 30, 2014. Please complete the following information regarding your county or municipality’s building code policies.”
  • InspectionsLimited

    Pediatric skilled nursing facilities regulated by the Mississippi State Department of Health.

    • Upon completion of construction, the Licensing Agency must inspect and approve the facility before occupancy.
    • The state and county health departments may access the job site during regular business hours and conduct construction progress inspections as deemed necessary by the agency.
    “Upon completion of construction, an inspection shall be made by the Licensing Agency and approval given prior to occupying the building or any part thereof. The state and county health departments shall have access to the job site during regular business hours and shall conduct construction progress inspections as deemed necessary by the agency.”
  • Certificate of occupancyLimited

    Pediatric skilled nursing facilities regulated by the Mississippi State Department of Health at final inspection and close-out.

    • At final inspection, the State Agency must receive a Certificate of Occupancy or statement of approval from the local building official permitting occupancy for the facility's intended use.
    • If there is no local building authority, approval from the local fire authority having jurisdiction must be provided.
    • If the facility is state-owned and subject to the State Bureau of Buildings, Grounds and Real Estate Management, approval of occupancy must be coordinated between the state agencies involved.
    “A copy of the Certificate of Occupancy or statement of approval from the local building official permitting occupancy of the facility for its intended use. In the absence of a local building authority, approval of a local fire authority having jurisdiction shall be provided. If the facility is owned by the State of Mississippi and subject to the State Bureau of Buildings Grounds and Real Estate Management, approval of occupancy shall be coordinated between the state agencies involved;”
  • Who permits septicState

    Individual onsite wastewater systems, including systems in Union County.

    • The Mississippi State Department of Health Division of On-Site Wastewater develops policy and regulations and provides technical assistance for designing and inspecting individual onsite wastewater systems.
    • Union County is listed in MSDH's North Region.
    “The On-site Wastewater program develops policy and regulations and provides technical assistance to regional environmentalists in designing and inspecting Individual On-site Wastewater Disposal Systems (IOWDS), recreational vehicle campgrounds/lodging parks, septage pumpers/haulers and individual water supplies. [...] Alcorn, Benton, Calhoun, Chickasaw, Choctaw, Clay, Coahoma, Desoto, Grenada, Itawamba, Lafayette, Lee, Lowndes, Marshall, Monroe, Noxubee, Oktibbeha, Panola, Pontotoc, Prentiss, Quitman, Tallahatchie, Tate, Tippah, Tishomingo, Tunica, Union, Webster, Winston, Yalobusha”
    One more reviewed finding on this topic
    • Mixed — Statewide individual onsite wastewater disposal systems; the Mississippi State Department of Health establishes the rules and the appropriate county Department of Health performs local inspections.
      “Notify the Department at least 48 hours before beginning construction if acting as the Certified Installer of an Individual On-site Wastewater Disposal System and, at that time, schedule a time for inspection of the system with the appropriate county Department of Health.”
  • Septic permitRequired

    New onsite wastewater systems serving residential or commercial property in Union County.

    • A complete application must be filed.
    • The applicant must submit documents and pay applicable fees.
    • A septic system must be installed from the permit issued by MSDH.
    • Requirements differ for sewer connections and other wastewater arrangements.
    “The Permit is required for a water meter and the installation of an on-site wastewater disposal system.”
  • Septic inspectionLimited

    Inspection of individual onsite wastewater systems in Union County.

    • MSDH provides inspection for individual onsite wastewater systems.
    • Inspection is part of the new-system approval process when applicable.
    • The State does not require septic inspection as part of a real-estate transaction, although MSDH recommends it.
    • Sewer connections do not require MSDH to inspect anything.
    “If you require a septic inspection or new septic system as part of your food application, this is the correct online application area. Please note that sewer connections (i.e. if you pay a sewer bill) do not require MSDH to inspect anything. [...] The State does not require the septic be inspected as part of a real estate transaction. However, this could be considered a liability if the system malfunctions after the transaction is completed. MSDH recommends this inspection every time to protect realtors and buyers from a worst-case scenario.”
  • Well permitLimited

    Groundwater withdrawal permits for water wells in Mississippi.

    • A groundwater withdrawal permit is required for water wells with surface casing diameters of 6 inches or greater.
    • Some exclusions apply.
    • A separate contractor licensing requirement generally applies, but a landowner may drill without a Water Well Contractor license for a single-family permanent residence or farm livestock use if applicable construction standards are followed.
    • Wells with surface casing diameters below 6 inches may still be regulated by the Mississippi State Department of Health when part of a public water system.

    surface casing diameter threshold: >= 6 inches (Some exclusions apply.)

    “State law requires that you obtain a groundwater withdrawal permit for water wells with surface casing diameters 6-inches or greater in diameter. Some exclusions apply to this requirement.”
  • Mandatory utility hookupConditional

    Public water connections and connection to centralized wastewater treatment systems for residences, buildings, and facilities in Mississippi.

    • A public water utility may not connect water service without prior written Department approval certifying that the sewage treatment and disposal plan complies with state law.
    • Water utility connections may be made during construction only if the Department approved the sewage plan and the owner agreed to inspection and approval before use or occupancy.
    • Where centralized wastewater treatment is constructed and becomes available, onsite systems must be abandoned and residences, buildings, or facilities connected to the centralized system.
    • Temporary onsite systems may be used only under the stated 36-month centralized-treatment conditions.

    centralized wastewater availability deadline: 36 months (The developer must sign a written agreement to connect when available and install internal sewage collection to the connection point.)

    “Where a Centralized Wastewater Treatment System is available, all places shall have a properly constructed connection to the centralized wastewater treatment system which all human excreta and other liquid waste shall be disposed”
  • Driveway accessRequired

    Driveways and specified changes of use connecting to Mississippi state highways.

    • A permit is required for new driveways.
    • A permit is required for alterations to existing drives.
    • A permit is required for a change of use causing a daily-trip increase of 10% or 100 daily trips, whichever is greater.
    • A permit is required for property-use changes from non-commercial to commercial.
    • If access is expected to exceed 100 peak-hour trips, a traffic-impact study must be submitted.
    • If the permitted land use changes, the original permit is revoked and a new permit must be applied for.
    • A denied permit may be appealed within 10 days after receipt of the denial notification.

    daily trip increase threshold: 10 percent (or 100 daily trips, whichever is greater) · traffic impact study threshold: > 100 peak-hour trips · appeal deadline: 10 days (after receipt of denial notification)

    “For State Highways a permit is required for: 1. New driveways; 2. Alterations to existing drives;”
  • Building in a floodplainRequired

    Development or improvement activity on state-owned Mississippi property or buildings located in FEMA Special Flood Hazard Area zones A, AE, V, or VE.

    • The requirement applies to state-owned property or buildings.
    • For existing structures determined to involve less than a Substantial Improvement, no additional forms or approval are required after Step One.
    • For new development or a Substantial Improvement, the applicant must complete the Step Two form, obtain a Control Code, provide all required attachments, and submit final elevation certification and complete drawings and specifications.
    • Approval produces an initial approval letter and, after final requirements are approved, a final approval letter.
    • If Step Two is not approved and the project cannot be brought into compliance, a denial letter is issued.

    covered FEMA zones: A, AE, V, VE · substantial improvement threshold: less than a Substantial Improvement (no additional forms or approval required for the development project)

    “A development or improvement activity to state-owned property or building, [...] must complete a Floodplain Management Permit Application.”
  • Permit feesPublished (with conditions)

    Mississippi Department of Transportation over-dimensional and related permits statewide.

    • The published schedule applies to MDOT permit types, not a general statewide building-permit fee schedule.
    • Blanket permits are not prorated and are issued for one year unless otherwise specified.
    • Blanket permits must have valid insurance or a valid U.S. DOT number; if insurance expires or cancels, the blanket permit becomes invalid.
    • Overweight charges apply to weight exceeding 80,000 pounds or specified axle limits.

    oversize permit fee: 10 USD · oversize blanket fee: 100 USD · 72-hour legal trip permit fee: 25 USD · harvest permit fee: 25 USD · port permit fee: 170 USD per year · pole blanket fee: 200 USD

    “Oversize permit $10.00 Oversize Blanket $100.00”
  • Permit processPartial

    Mississippi local permitting for businesses and business-related construction or land development.

    • Permits may be required from city or county governments.
    • Different locations have different requirements.
    • Building permits generally come from the city or county building and planning department for constructing or modifying a place of business.
    • Zoning permits generally come from the city or county building and planning department for developing land for specific commercial use.
    “You may be required to apply for permits and licenses from your local government (e.g., city or county). Different locations have different requirements.”
  • Campground & park staysLimited

    Recreational-vehicle occupancy at campgrounds under the jurisdiction of the Pearl River Valley Water Supply District, including Coal Bluff, Goshen Springs, Leake County Water Park, Low Head Dam, and Timberlake.

    • The rules apply within all campgrounds under the District’s jurisdiction.
    • Campgrounds are not intended to be permanent domiciles for campground guests.
    • A recreational vehicle must be in operable road-worthy condition, properly registered and insured in its domicile state or province, with a current license plate affixed.
    • Campers may not stay on any pad longer than 12 consecutive months; Standard Plus campers may move to another available pad after 12 months, but the District is not responsible for making a pad available.
    • Campsites are typically designed for trailers or recreational vehicles no longer than 32 feet or wider than 8 feet, subject to the stated RVIA-seal, holding-tank, facility-capacity, and prohibited-unit conditions.
    • Primitive camping areas without water, electricity, or sewer are not intended for recreational vehicles.
    • No permanent structures may be erected on a campsite; temporary accessibility stairs, stoops, steps, or ramps require the stated approvals and size limits.
    • Camping is confined to designated campground or overflow areas, and no more than one camping unit is allowed per pad without Campground Manager approval.

    maximum stay on one pad: <= 12 consecutive months (Campers may move to a different available pad after 12 months.) · typical campsite RV length: <= 32 feet (Larger units may be accepted if they satisfy the stated RVIA seal, holding-tank, and facility-capacity conditions.) · typical campsite RV width: <= 8 feet (Larger units may be accepted if they satisfy the stated RVIA seal, holding-tank, and facility-capacity conditions.)

    “Campers shall not stay on any pad longer than 12 consecutive months”
    One more reviewed finding on this topic

Still unanswered

We looked and could not find an official answer yet. Silence is not permission — ask the county directly.

  • Building permit — Building permits for construction in Union County.
  • County-wide zoning — Countywide zoning in Union County, including unincorporated areas.
  • Local zoning — Local zoning within Union County and its incorporated municipalities.
  • Zoning districts — Published zoning districts or zoning maps in Union County.
  • Minimum dwelling size — Minimum dwelling size in Union County.
13 more unanswered
  • Minimum lot size
  • Setbacks
  • Lot coverage
  • Building height
  • Living in an RV
  • Camping on your land
  • Tiny homes
  • Manufactured homes
  • Accessory dwellings
  • Off-grid sanitation
  • Agricultural exemption
  • Subdividing land
  • Short-term rentals

Each answer was extracted from an official source and independently re-checked against that source by a second reviewer. That is an evidence check, not legal advice. Rules change; confirm with the authority before you buy or build.

Living off-grid in Union County, Mississippi

Is Union County a good place to live off-grid or homestead?

Union County scores 69/100 on the Bolthole Index, a strong county profile. Its strengths: manageable long-term carry cost and strong self-sufficiency basics: 57.9″/yr rainfall plus 67.4% wooded land. Watch-outs: a weaker property-autonomy legal backdrop.

Do you need a building permit in Union County, Mississippi?

Building-permit rules for unincorporated Union County are not published on an official source. Onsite septic is permitted by Mississippi State Department of Health, Division of On-Site Wastewater. Owner-builders may act as their own contractor to build their home. These answers are quoted from official sources and independently re-checked. Rules change and cities within the county differ — always confirm with the county before you buy or build.

How much does land cost in Union County, Mississippi?

Land in Union County runs about $2,286 per acre, based on the latest county data.

What is the water situation in Union County?

Union County gets about 57.9" of rain a year, with severe drought in roughly 4% of years.

How remote is Union County?

A representative private-land location has about 54,337 people within a 30-minute drive and 2,504,389 within two hours. The road-network catchments count population across county lines and clusters of smaller cities; straight-line radius values remain available as a comparison.

Off-grid gear

Going off-grid in Union County means bringing your own water and power. The kit we’d start with:

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How Union compares in Mississippi

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